1210 Cherry Ave · Yakima, WA 98902

$119,900

2 bd · 1.0 ba · 820 sqft · SingleFamily public records · 228 Days on market

Built 1935 5,227 sqft lot $146/sqft · 38% below area Est $193k · 38% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

Key facts

• 5,227 sq ft lot
• Built 1935
• Listed 227 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $27 ($319/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (13.4% below list).
• Recommended offer: $104k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Yakima — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#98 in WA, #1,912 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: employment D, crime F.
• Yakima School District (urban): math 34% / reading 42% proficiency, ranked #238 of 291 in WA (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.1%/yr); 185 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 468 units permitted in Yakima County in 2024 (23 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Yakima County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $120k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,800 (13.4% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (median comp): $192,514
• List price: $119,900
• Delta: -37.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Mckinley Ave	0.31mi	1/1.0 (-1)	828 (+1%)	1mo	$189,990	$229	78
1323 Swan Ave	0.24mi	2/1.0	832 (+2%)	13mo	$248,000	$298	76
1418 Cherry Ave	0.20mi	1/1.0 (-1)	864 (+5%)	9mo	$179,000	$207	69
721 N 15th Ave	0.37mi	3/1.0 (+1)	864 (+5%)	0mo	$228,000	$264	69
1107 Garfield Ave	0.19mi	1/1.0 (-1)	774 (-6%)	14mo	$206,000	$266	66
1110 Fairbanks Ave	0.12mi	2/1.0	706 (-14%)	8mo	$210,000	$297	65
1206 Roosevelt Ave	0.07mi	2/1.0	916 (+12%)	18mo	$160,000	$175	62
1410 McKinley Ave	0.22mi	1/1.0 (-1)	736 (-10%)	11mo	$240,000	$326	59
710 N 3rd Ave	0.38mi	1/1.0 (-1)	748 (-9%)	14mo	$100,000	$134	51
1906 Willow St	0.64mi	2/1.0	740 (-10%)	15mo	$220,000	$297	42
1621 Mckinley Ave	0.47mi	3/1.0 (+1)	920 (+12%)	15mo	$208,900	$227	40
804 N 2nd St	0.73mi	2/1.0	886 (+8%)	16mo	$215,000	$243	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.07% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-15,534
• Equity at exit: $17,877

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,923
• Equity at exit: $10,367

Cash invested: $33,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 98902

• Rents YoY: 5.1%
• Active inventory: 185
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$629
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $27

Break-even live

Break-even rent $1,004

Max offer price $119,900

Occupancy floor 92%

Sensitivity live

Price	-10% $94	-5% $61	+0% $27	+5% $-7	+10% $-41
Rent	-10% $-55	-5% $-14	+0% $27	+5% $68	+10% $109
Rate	-1.0pp $87	-0.5pp $57	base $27	+0.5pp $-4	+1.0pp $-36

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 Fairbanks Ave Unit 03 Yakima, WA	2.0	1.0	750	$975	$1.30	44d	1	0.12mi
1318 Fairbanks Ave Unit 2 Yakima, WA	2.0	1.0	750	$895	$1.19	44d	1	0.12mi
1403 Roosevelt Ave Unit D Yakima, WA	2.0	1.0	768	$875	$1.14	21d	1	0.14mi
1303 Garfield Ave Unit 04 Yakima, WA	2.0	1.0	784	$925	$1.18	44d	1	0.17mi
401 N 5th Ave Unit 2 Yakima, WA	3.0	1.0	866	$1,125	$1.30	44d	1	0.28mi
1117 Willow St Unit A Yakima, WA	2.0	1.0	719	$975	$1.36	44d	1	0.29mi
211 N Pierce Ave Yakima, WA	2.0	1.0	750	$1,150	$1.53	44d	1	0.33mi
1521 Garfield Ave Yakima, WA	2.0	1.0	680	$1,200	$1.76	21d	1	0.33mi
1112 Jefferson Ave Yakima, WA	2.0	1.0	814	$1,095	$1.35	21d	1	0.34mi
1509 Swan Ave Yakima, WA	3.0	2.0	1108	$1,400	$1.26	44d	1	0.37mi
1409 Folsom Ave Unit 5 Yakima, WA	2.0	1.0	750	$900	$1.20	21d	1	0.39mi
1103 Browne Ave Unit 2 Yakima, WA	2.0	1.5	972	$1,150	$1.18	21d	1	0.44mi
1103 Browne Ave Apt 1 Yakima, WA	2.0	1.5	972	$1,250	$1.29	21d	1	0.44mi
11 S 9th Ave Unit 1 Yakima, WA	1.0	1.0	638	$850	$1.33	21d	1	0.64mi
13 S 9th Ave Unit 5 Yakima, WA	2.0	1.0	750	$1,175	$1.57	21d	1	0.64mi
13 S 9th Ave Unit 3 Yakima, WA	1.0	1.0	600	$945	$1.57	44d	1	0.64mi
1415 W Yakima Ave Unit O Yakima, WA	2.0	1.5	1080	$1,250	$1.16	44d	1	0.71mi
211 S 10th Ave Unit 4 Yakima, WA	1.0	1.0	544	$850	$1.56	44d	1	0.83mi
308 E Yakima Ave Yakima, WA	2.0	1.0	690	$1,281	$1.86	21d	1	1.02mi
2605 W Lincoln Ave Yakima, WA	3.0	1.0	990	$1,600	$1.62	44d	1	1.04mi
713 N 6th St Yakima, WA	2.0	1.0	977	$1,111	$1.14	21d	1	1.07mi
16 N 6th St Yakima, WA	1.0	1.0	609	$760	$1.25	21d	2	1.13mi
708 S 20th Ave Yakima, WA	2.0	1.0	885	$1,100	$1.24	44d	1	1.30mi
201 N 10th St Unit 13 Yakima, WA	1.0	1.0	550	$900	$1.64	14d	1	1.41mi
201 N 10th St Yakima, WA	1.0	1.0	550	$950	$1.73	44d	2	1.41mi
201 N 10th St Unit 11 Yakima, WA	1.0	1.0	550	$950	$1.73	14d	1	1.41mi

Listing history 12 events

1. 2026-01-04
   status Active 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

2. 2025-12-12
   status Pending 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

3. 2025-11-16
   status Active 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

4. 2025-11-14
   status Pending 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

5. 2025-10-27
   price $119,900 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

6. 2025-09-17
   listed $144,900 Active 106-char remark

   Show marketing remark (106 chars)

   Great investment opportunity, had some updates, will need more. Seller offers financing with a large down.

7. 2025-04-01
   price $145,000
8. 2025-03-05
   price $160,000
9. 2025-02-03
   listed $180,000 Active
10. 2014-01-06
    soldstatus $66,000
11. 2006-02-10
    soldstatus $54,500
12. 2004-09-07
    soldstatus $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 9/10 Extreme 16 unhealthy d/yr today · 19 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,456
• − Mortgage interest: −$6,716
• − Property taxes: −$1,376
• − Insurance: −$600
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,488
• Taxable loss: −$1,717
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $731/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Yakima School District
• NCES district ID: 5310110
• Math proficiency: 34% ▼ -1.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $36,538
• Composite: 34.04/100
• National rank: #10305
• State rank: #238 of 291 in WA

Livability — Yakima

• Score: 80/100
• State rank: #98
• US rank: #1912

Category grades

Amenities A+ Commute A+ Cost of living A Crime F Employment D Housing A+ Health & safety A- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yakima, WA
• County: Yakima County · 134,789 people
• City population: 115,918
• Metro: Yakima, WA
• Population (ZIP): 46,492
• Household income: $63,092
• Rent vs Own: 49.1% rent · 50.9% own
• Severe rent burden: 1607.0

Population outlook (Yakima County) Hauer SSP2

• Today (2025): 256,514 people
• By 2030: 259,403 · +1.1%
• By 2040: 265,677 · +3.6%
• By 2050: 273,061 · +6.5%
• By 2075: 296,991 · +15.8%
• By 2100: 315,291 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 50% White 40% Two or more races 24% Black 2% Pacific Islander 2% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 44%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 60% English-only · Spanish 37% Other Asian/Pacific 1%

Political lean MEDSL · Yakima

• 2024 margin: R (+14.3) · D 41.6% · R 55.9% · Other 2.5%
• 2008→2024 swing: -3.8pp toward R · 2008: -10.6pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+7.7 2016: R+15.4 2012: R+15.1 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -363.66%
• Current HPI: 294.559
• Rent YoY: ▲ 5.07%
• Metro: Yakima, WA
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

+100.2% since first listed

12 events — show timeline

• 2026-01-04 Relisted — YAMLS
• 2025-12-12 Pending — YAMLS
• 2025-11-16 Relisted — YAMLS
• 2025-11-14 Pending — YAMLS
• 2025-10-27 Price Changed $119,900 YAMLS
• 2025-09-17 Listed $144,900 YAMLS
• 2025-04-01 Price Changed $145,000 YAMLS
• 2025-03-05 Price Changed $160,000 YAMLS
• 2025-02-03 Listed $180,000 YAMLS
• 2014-01-06 Sold (Public Records) $66,000 Public Records
• 2006-02-10 Sold (Public Records) $54,500 Public Records
• 2004-09-07 Sold (Public Records) $59,900 Public Records

Property tax history

+6.0%/yr

Latest (2026): $1,376 · -7.9% YoY. Source: county tax records.